The Log Blog by Appalachian Log Structures

People often ask me what the advantages are of living in a log cabin home. Because I lived in Florida and now live in South Carolina, I tell them that for safety sake, as well as other personal reasons, my custom log home will weather most any storm and survive where frame homes and brick homes will not.

In September 1989, Hurricane Hugo made landfall on South Carolina beaches in the early morning. What followed was a devastating event that destroyed not only homes but roads, power lines and other necessities in every day living. In 1992 South Florida experienced Hurricane Andrew which blew ashore with the same type of destructive force causing even more heartache for those in and around Homestead, Florida.

We moved from Florida to South Carolina in 1991, but had friends and relatives in the South Florida area when Andrew came through. We also had relatives in Florence, SC when Hugo blew threw so we knew what type of life altering events these natural disasters can have on houses and everyday life.

It never occurred to me the strength of a log home until reading a few articles over the span of about 3 years as well as a comment made by the person who constructed my home.

In 1990, a log home magazine featured an aerial photo of a log home in South Florida shortly after Andrew. You could see that the structure lost some shingles, but the home was intact as well as all the windows and doors. What really caught my eye were the concrete pads on either side of the log home where frame homes used to be! Those homes were wiped completely off of their concrete slab foundations and blown away.

In the mid 1980's, Appalachian Log Structures featured an article and photos (before and after shots) of one of our homes in South Charleston, WV. A freak tornado touched down and brought a 52" diameter oak tree across this home. The solid log wall construction along with the strength of the heavy timber roof framing and 2" thick tongue and groove, split the tree in two. Of course some of the shingles were damaged along with some of the OSB and solid insulation. In addition the heavy timber ridge beam was cracked and needed replacing, but otherwise the house withstood the impact. Their insurance agent, after inspecting and photographing the damages stated that if it had been a frame home, it would have been destroyed - a complete loss!

In 1992 while our custom log cabin home was under construction, the builder took me aside one day and said that over the past three years he had been repairing a lot of homes from the damages that Hugo left behind. Damaged roofs, porches and the like were all effects of the up-lift from the high winds. As he was putting our heavy timber roof together he could not help but share with me that "if this house were here when Hugo came through, it would not have touched it"! He was very impressed with the strength and stability of the roof structure and was convinced it would take a lot more that a Category 4 Hurricane to take apart my log home.

Over the years I've read even more stories about log home surviving floods, when frame and brick homes were washed away. And because of the solid wood walls, the flooded homes were quicker to move back in to since the pink fluff/batten insulation did not have to be replaced (batten insulation looses about 1/2 of the R-value when exposed to moisture) and there were no worries about mold/mildew because of the lack of batten insulation and dry wall.

Another story out of California where a wildfire jumped a team of firefighters who found themselves caught between two burning fronts. Fortunately, there was a log home with a metal roof close by which they escaped to. The photo shows this log home to be the only survivor in the subdivision and saved all of the firefighters. Once again, the solid wood walls withstood the flames with some charring. As a thank you for saving their lives, the firefighters removed the char from the log walls and the house was like new again.

Not only are log homes beautiful, but they will keep you and your family safe from the storms and other events that Mother Nature may throw your way. When you are ready to build your beautiful, strong and protective log home for your family, contact one of our Log Home Building Consultants to help you get started.

A good article from a friend of ours (Paul Peebles) in the Log Home Industry that provides energy audits for log and other type of homes. When you begin the process of designing your dream log home, don't forget to incorporate some of these techiniques to make your new home more energy efficient.

After a flood soaked his family’s log home, Paul Peebles thought he just had a water problem, but soon he discovered air leakage was a bigger issue. Thanks to a thorough energy audit, he could see exactly where and how to fix it.

By Paul Peebles

Thirty years ago, I became a log home owner by default when my parents purchased a farm near our home in Nashville. The property came with a broken-down log house that my mother was determined to restore, and she did.

In 1995, my mother’s beloved pet project burned down, so my brothers and I built her a new, modern log home. We worked hard and used the best materials and practices available at the time to make the home as comfortable and energy efficient as we could. We enjoyed this new cabin for many years.

Flash forward to May 2010 when catastrophic flooding hit our area and deposited 10 inches of water in our log home. This is when my eyes were truly opened to the advances in building materials and construction practices that had occurred in the past 15 years.

But it wasn’t just the materials that had changed — I had also. In this span, I began a career in the log home sealants and coatings business and had become a qualified and practicing Energy Star rater. (Raters are people who measure buildings using tools and technology to ensure homes perform efficiently.)

Because we had to dismantle a good part of the home, we were able to pinpoint many faults in the way we’d originally built it. We set our home on a crawlspace, a common practice in Tennessee. I had conscientiously vented the area, used a good-quality vapor barrier, insulated the subflooring with fiberglass batts and installed the HVAC system, electrical and plumbing under the floor.

After the water receded, we saw that the interior walls were fine, but the insulation was ruined. We dried everything out and then began to replace damaged components with new systems and materials. I learned that venting was smart, but creating a conditioned crawl space was smarter. (More on that later.)

Donning my new Energy Star rater’s hat, I conducted an energy audit on the house. The procedure consists of using a device called a blower-door unit, which is a piece of equipment that creates a vacuum comparable to 25 MPH winds coming from all directions at once. Gauges attached to the machine calculate how many openings to the outside are present in the building envelope and how often the total volume of air in the home is exchanged per hour. This sounds complicated, but ultimately what it tells you is how many gaps exist in the walls, ceiling and floor, allowing air to escape or come in.

While that machine was running, I also examined every nook and cranny in the cabin with an infrared camera to determine exactly where air leaks were. I was surprised to find leaks in places I thought were well sealed. I photographed and documented each breach as a reference. I attached still more equipment to the home’s ductwork to test for air-tightness and recorded the results.

With the problem areas identified, we formed a plan for restoring our home. For our purposes here, I’ll cover the two areas that have most bearing on energy efficiency.

Create a Conditioned Crawl Space

This is not a new concept, but was relatively new to my part of the country at the time. We first installed a padded multi-layer vapor barrier to the ground in the crawl space. This material was taped where seams were needed, run up the wall and then cleated to the walls with pressure-treated 2-by-4s.

We added concrete blocks to seal the old vents in the walls. Sprayfoam insulation was then applied from the cleats, up the walls and onto the rim joists. All penetrations (holes drilled in the subfloor and rim-joists for wires and pipes) were sealed with caulking and/or sprayfoam.

Finally, we added a commercial dehumidifier and piped the water to the outside. This resulted in a low-humidity space that is controlled by the temperature of the earth below the vapor barrier. (It tends to be dry and about 55 degrees year-round.)

This is much more efficient than vented crawl spaces in which the temperature fluctuates according to the conditions outside. Sprayfoam insulation was also applied to all of the rigid ductwork, replacing the damaged batt insulation and making the ducts absolutely air tight.

Seal the Space

An air-tight structure is as important as the R-value of the walls and ceiling or roof insulation — maybe even more so. You cannot have good R-Value in walls or ceilings that leak air. We used the infrared pictures we took to guide our efforts.

Using quality caulking material made specifically for log homes, we sealed the bottom logs to the subfloor along the entire perimeter of the home. Then we caulked all of the interior window and door trim to the logs, the top of each log wall to the adjoining ceiling and the tongue-and-groove to the gable-end walls.

The result made our home about 15 percent more energy efficient than it was before the flood. It saves us money on utilities, but surprisingly, the savings has not turned out to be the most pleasing aspect. By minimizing air leakage, we also reduced or eliminated dust, moisture, pollen and insect infiltration. The fact that the home is cleaner and more comfortable is our best return on investment.

I hope the experience you have with your new or existing log home is as fulfilling as ours has been. We worked hard, but we did it together as a family to provide a place where we’ve watched our parents grow older and our children grow up. With a better, more energy-efficient home, we hope the future will hold as much enjoyment for our children’s children as it has for us.

Since 1979 we've been manufacturing and pressure treating quality log homes and log home building products. Today, we're continuing the tradition and are proud to be one of the few log home manufacturers to be owned and operated by the same family that conceived our company so many years ago. During these years we've successfully delivered thousands of dream log homes. Although our main market is North America, we've had quite a few go beyond our borders and quite literally, half way around the world.

One of the first exports shipped was to a US citizen living in Japan. Due to the limited logging on this island nation they had to look elsewhere for the supply of timbers as well as a design and a building system that would be approved by the Japanese. West Virginia's economic development department in association with their counterparts in Japan brought together this homeowner and Appalachian Log Structures. We helped the homeowner design his dream log cabin home and engineered it to Japanese standards to withstand the frequent earthquakes that country is known for. Not only did they purchase the log home building materials from us, but they also loaded in to the container countless "western style" finish items (lighting fixtures, plumbing fixtures, cabinets, etc.) that were hard to come by over there. It was quite an interesting project and a good one to cut our teeth on.

We also fielded a call from Australia where a gentleman learned about our use of borates in the pressure treatment of our log home building materials. The ever present termite in western Australia had this homeowner look the world over to find a product that would withstand this insect and one that would protect his dream log home investment. After visiting our home office in Ripley, WV and our mill in Southern West Virginia he was satisfied that he found the right company and the right product to meet his needs. Needless to say, the person sent from Appalachian Log Structures to do the Technical start up on this job had quite a bit of Frequent Flyer miles built up upon his return!

Over several decades we've supplied Jamaica with more than 30 structures not only for residences but also for resorts and Inn's. Our first foray in to this market was also driven by clients looking for log home building materials that would withstand not only the humid/moist climate and termites that Jamaica has but also the pounding of hurricanes that frequent the island. This time we had several folks from Jamaica visit our facilities and took orders for not only several houses but also for a commercial structure. Recently we assisted a client with adding a 2nd story to his existing Inn near Negril which was followed by shipping three smaller rental cabins using our Sportsman log on the same property.

In 2006 we were contacted by a company in China inquiring about our log homes. After numerous emails and research they decided to send a representative to visit our facilities. We were glad to show him our National Headquarters in Ripley, WV as well as our mills in Princeton, WV. Once he saw the logs coming through the mill and could put his hands on the finished product, he was sold. All other product he had been using previously (coming from Russia or Norway) had not been as large or as finished. That it was also pressure treated with borates was icing on the cake! Quality product was what he had been searching for worldwide - only to discover it in West Virginia! The photo above is the first structure they built which was a "Refreshment Hut" on a golf course. I called it the "19th hole"!

Just as we like it here at home in the USA, sometimes folks in other countries just want to have someone listen to their dreams and show an interest in what they want to accomplish. The log home building materials we shipped to Mexico all started with an email stating that he liked on of our floor plans and thought it would look nice setting on his mountain top. Others thought he was crazy but he had a dream and we helped him achieve it. He loves his log home and it does look GREAT sitting on that mountain top.

Whether you live next door to us or half way around the world, we're interested in helping you with your dream log cabin home no matter how big, small or crazy in design. When you're ready to come and see what folks from all over the world have searched us out for, we're ready to show you what we've got. Be sure to contact your local Log Home Building Consultant and set an appointment to talk about your log home project.

If you’ve done any research at all comparing log home companies one of the first things you realized is that they all offer different types of packages or materials. When trying to compare “apples to apples” you soon learn that it is a virtually impossible task since the material packages are different as well as thequalityandtypeof materials.

Some examples:

Log wall material is pre-cut or linear foot? To what extent is the log wall "pre-cut"?

Assuming that each manufacturer offers the same products is incorrect. It is not uncommon to discover that you have requested pricing from a producer that supplies only log and beam materials that are supplied to you in random length and pricing from another that includes materials that are extensively pre-cut and ready to assemble and supply materials to complete a dried-in structural shell. With the pricing between the two log home producers being several thousands of dollars apart, we often find that folks think the lower priced estimate is better – until they discover the difference. Sometime folks don’t “discover” the difference until it is too late! It's best to remember to compare MATERIAL LISTS before you compare pricing.

When asking log home producers to provide an estimate for a certain floor plan it will be in your best interest to also provide the list of materialsyouwould like included as well as the type and quality of materialsyouare expecting. This will get you as close as possible to that “apples to apples” comparison you are looking for.

To help you along, here is ourRequest for Estimate Checklist. In addition ourPackages and Pricingflyer is linked so you may see both the material list and pricing for our pre-cut and random-length materials. For more detailed information please call on your local IndependentLog Home Sales Consultant. They are a GREAT resource for you to use throughout your log home building project.

Here is an interesting article written by an experienced log home builder, Mr. Dan Mitchell and published in Log Home Living Magazine recently. It offers some good insight and advice when working with the builder of your dream log home.

If there’s one thing my 30 years as a log home builder has taught me it’s that the average log home buyer doesn’t always understand his or her role in the construction process. Nor do they fully understand the builder’s role.

By Dan Mitchell

To help, I’ve devised an analogy that’s easy for most people to understand: sports.

You, the log home buyer, are the team owner. You select the players that will perform the best within your salary cap, aka, your budget.

At the end of the day, it’s your money that’s funding this endeavor, and it’s you who will live with the results. Choose wisely.

As the team owner, you’re responsible for hiring the head coach — that’s the builder. His role is to execute your vision, manage the players (subcontractors) in the field and provide feedback on how those players are performing, as well as progress as it’s made.

Yes, your coach/builder reports to you, but for him to be truly effective and build your dream log home, there are a few things you can do to help your builder help you.

And it starts with complete honesty and transparency in the following areas:

Budget

Establish a solid budget, and convey the true number to your builder. To use our analogy, if a coach doesn’t know what each player’s worth is, he can’t manage the members of the team or give direction.

A reputable builder is not out to spend all your money; he does, however, need a detailed breakdown of how much of your budget you want to allocate for each area of the home.

Expectations

Construction is not a perfect process, and in the field, there will be road bumps that impact progress. If you expect that everything will go flawlessly, you are setting up your builder for failure and yourself for frustration. A dose of realism will go a long way toward making the finished home everything you want it to be.

Vision

Builders are not mind readers. Their job is to listen to you and take care of the tasks at hand. It’s vital you have a clear vision of the finished product and convey it to your builder. The more clearly you express your vision, the better he’ll perform. Provide photos or illustrated examples.

If there are certain finishing materials you prefer, supply him with product and serial numbers. If you put the builder in the position of having to guess what you want, there’s bound to be miscommunication. But remember, part of his job is to manage your vision against your budget, so if he offers frugal alternatives, consider them. This goes back to having realistic expectations.

Input

A builder worth his salt wants your input, so make yourself available. Visit the site, ask questions and work with him to manage the schedule. When your builder asks you to make a decision, don’t procrastinate. He will work at your pace, so if you want to keep the process moving along, be responsive.

Communication

If you’re building this home with a spouse or significant other, you’ve got to be on the same page before talking with your builder. Builders aren’t marriage counselors, so if you can’t find common ground with your spouse on some aspects, don’t put him in a position to choose sides.

It won’t be good for your project or your relationship. Assign one and only one of you to be the point of contact with your builder.

Respect

Your builder wants to do a great job for you. It’s easy to point out problem areas or come down on him if your schedule veers off course; but don’t forget to praise him if he completes a phase early, solves a tough problem onsite or finds unexpected cost savings. A periodic morale booster when things go right will encourage him and his team to do an even better job for you.

Trust

For all the involvement you should have in the construction of your log home, don’t be an owner that tries to coach from the sidelines. When it comes to the team of subcontractors, let your builder do the job you hired him to do.

If you don’t, you may introduce mistakes that could cost you thousands of dollars to fix. You’ve entrusted what is likely the most complex and expensive project of your life in your builder’s hands. Let him call the plays.

Dan Mitchell owns Eagle CDI in Tennessee and has built close to 100 log homes in his 30-year career. He’s the Knoxville Home Builders Association 2015 Builder of the Year.

Finding the right building professional to turn your dream of log home living into reality will take time and research.

When you buy pre-cut log package from Appalachian Log Structures, a Log & Timber Homes Council member, they will provide graded logs and timbers, as well as construction drawings,a construction manual and 8-hours of technical assistance, to help builders become familiar with their building system.

Although a few log home producers offer construction services, the vast majority of council members like Appalachian Log Structures leave construction to independent builders and contractors. It’s up to these individuals to turn that log home package into a comfortable and well-crafted home. Choosing the right professional for this job can be a daunting task. But that’s why the Log Homes Council created this Buyer’s Guide, to help consumers make educated decisions when making their dream home a reality.

Identify Your RoleBefore you can move farther along The Perfect Path to Your Dream Home, you will need to identify your role in this construction process. This decision will affect a host of issues, including your budget. With the downturn in the housing market, the cost of labor accounts for three-fifths or 60% of the total cost to build, according to a recent reports from the National Association of Home Builders. You may be able to save some of this cost by doing some of the work yourself. Essentially you have three options, all discussed here at more length:

Professionally BuiltWhen choosing this path, you will work with Appalachian Log Structures, a Log Home Council member, and a builder/contractor or a builder/dealer to finalize the design of the home. Then the manufacturer cuts the log home package while the builder performs infrastructure improvements, including installing foundation, driveway, water, sewer or septic and more. Once the log home package arrives and is inventoried, construction begins. When the home is finished, the builder obtains a certification of occupancy from the local building inspector and you move in. This is the easiest path and it’s often recommended if you want to have a home completed on time and on budget.

Owner-ContractorThis is a more difficult path. As the owner-contractor (general contractor or GC), you will be responsible for hiring talent to do the work. However, this is not without risks or long hours. In fact, it’s a full-time gig.

You will have to prepare all the specifications for each trade (specifications are the instructions for what materials to use and description of the job they are expected to perform), locate subcontractors, obtain bids, prepare cost estimate and budget, maintain a comprehensive construction schedule and finalize all contracts. (Hint: Have an attorney familiar with construction review all contracts before signing.)

You will also to educate yourself on all local building codes, insurance rules, safety regulations, plus attend to a raft of other details. This includes obtaining building permits, dealing with building inspectors and your lender, ordering and inventorying building materials and managing the job site.

Another duty that you will have to reluctantly perform as a GC is make mistakes. It could be scheduling errors, building materials broken or overlooked, a bad choice in a subcontractor or any number of other drop-the-ball blunders. Even professionals make mistakes, from time to time. But if you are new to construction, it’s nearly guaranteed you will make far more. This will cost you more in time and money.

Owner-BuilderThis is the most difficult path. Think of it as several full-time gigs. This means you will likely be working days, nights and weekends. You will be responsible for everything the general contractor is responsible for, plus you will perform much of the labor yourself.

Work for Your BuilderYet another option is to find a builder who is willing to be flexible and allow you to perform some of the labor yourself. If you have some home improvement skills, you can tackle any number of construction tasks and eliminate the cost of that labor. Scores of log home buyers have saved on thieir building budgets by installing landscaping, staining logs, cleaning up the jobsite and more.

Lender May Decide For YouUnless you just arrived here in a hot tub time machine, you already know that lenders and banks are much more conservative. In this new lending environment, they may require a veteran log builder construct your home. Explore your options with your lender.

Which Role is Right for You?How much time do you have in your life for this project? Reviewing your schedules can bring some clarity to the decision of whether to tackle this job or hire a pro.

Budget for A ProEven if you are going to tackle some of the construction yourself, you should budget the project as if you were having it turnkeyed by a builder. This creates a safety net that ensures your project will get done. If you get hurt on the job and can’t finish the project, you will have enough to bring in a professional to finish the job.

Shopping for Builder/ContractorThe company you have chosen to cut your log package will likely have lists of builders they have done business with before. You can also contact building associations in your area. Select several to consider and evaluate each carefully.

Check References & RapportReview each company’s standing in the building community. Also weigh their communication skills and whether you have good rapport. After all, you will be spending anywhere from a few months to a year interacting. You want a good working relationship.

Tour Completed HomesVisit log homes the builder has built before. Closely inspect crafting and sealing at corners and around doors and windows. A three- to five-year-old home is probably the best example of a builder’s art.

Check Official ChannelsContact the local contractors’ board or similar state or regional authority, to see if the individual is in good standing. Make sure the builder is licensed and bonded. Check online with your state’s Attorney General’s office to see if the builder has been involved with litigation or judgments in the past. In today’s litigious society, don’t expect a spotless record in a career spanning decades. But multiple incidents in a shorter time frame can be an alarm bell.

Trust Your IntuitionInterview each individual, to get a feel for their communication style and customer service. Talk with their past clients to see how they performed in real world situations. It’s likely that at least one individual will click with you.

When you are ready to begin the process of building your dream log cabin home be sure to look up your nearestLog Home Building Consultant and schedule a meeting with them at your job site. We're excited to assist you and get you in your log home as soon as possible.

In addition to being a motivation for much of what we do, money is energy. It enables us to go places and do things, including taking care of our families or buying and building a new home. Most of us have a finite amount of this energy, mainly through long years of hard work, patient savings and perhaps the sale of a conventional home.

Now you’re ready to use all that energy to create your dream log home. But is it enough? Where can you conserve? That’s why the Log &Timber Homes Council created this Buyer’s Guide, to help consumers make wise choices on the Perfect Path to Your Dream Home.

Begin by sitting down with a lender who specializes in log homes to discuss financing options. By being pre-qualified by your lender, you will how know exactly much energy you have to work with on your dream log cabin home.

How Much Do Professional Builders Spend?What do the pros typically spend on new home construction? Are there any ballpark figures out there that can help you see if anything is out of line? Indeed there is.

The total cost of an average new home in the U.S. breaks down thusly, according to the 2004 Cost of Doing Business Study: The Business of Building, published by BuilderBooks.com, a division of the National Association of Home Builders (NAHB).• Finished lot costs 20-25% of the total selling price, with half of that reflecting infrastructure costs, such as utilities and driveway.• Building materials, everything from foundation and flooring, to porches and roofs, cost 25-30% of the total.• Onsite labor costs 20-25%.• General overhead is about 6%.• Financing costs are about 2%.

Thinking of being your own general contractor to save money? Small-volume builders (constructing an average 4.9 homes a year) who built exclusively on their clients’ land had average gross profit margin of 18.9% and an average net profit of 4.8%, according to the study.

If you decide to build your own log home, you won’t earn all of that 4.8%. You will pay far more for labor, since subcontractors will see you as a one-time job and price their services accordingly. You will also pay more for specialty tools needed in log construction. Professional log home builders pro-rate their tools costs over several jobs. You will also pay more for insurance, since insurance companies will see you as a greater risk. It’s also almost guaranteed you will make costly mistakes that pros won’t, which will cost you more in time, materials and labor.

Value EngineeringWant to do more with less? This is called value engineering. Your log home producer and builder have an assortment of cost cutting tricks. Use their expertise. Simply communicate that you need to save money on your budget. They can provide all kinds of helpful advice, including:

1. Reducing Square FootageOne way to dramtically reduce costs is to just reduce the square footage of the entire home. Think small and cozy to slash costs. Another smart strategy is to build upward with a two-story design rather than outward, such as with a ranch design.

2. Choosing a Stock DesignCustom designs cost more in design time, materials and labor. Most log home manufacturers have dozens of stock plans that they have built time and time again. Many errors have been eliminated in these designs, which makes them go up smoothly, saving you time and money.

4. Opt for a Simple Roof SystemThe roof is one of the most expensive material and labor line items in your budget. This is why the simpler the roof system, the less expensive it will be. The most inexpensive roof is a simple, single ridgeline with a shallow pitch. More complicated roof systems, called hips and valleys with a steeper pitch, are more visually interesting. But they are also a lot more expensive.

5. Use Drywall On InteriorPine paneling on the interior of your partition walls looks great. However, it’s roughly twice the cost of drywall—and cedar paneling is even more expensive than pine.

6. More Modest KitchenIf your marriage can take the heat, down grade your kitchen appliances and amenities. Almost everything in a kitchen can be upgraded later, including flooring, appliances and cabinetry.

7. Don’t Take A Bath on Your BathMuch like kitchens, bathrooms have a variety of materials that can be upgraded later. If you want that jetted tub in the master bath but can’t afford it now, specify a soaking tub of the same size from the same manufacturer. Swapping it out in the future will be a snap.

8. Avoid Change OrdersLast minute changes in design or materials are called “change orders” and they can quickly take a toll on your budget. Save these for correcting any serious errors.

For more insight in to cost saving ideas when building your dream log home, be sure to contact yourLocal Log Home Building Consultant for an appointment and to visit their model home. We're all here to assist you.

Adopting a “green” philosophy is easier than you think and it does not require wind turbines, solar panels or wearing extra sweaters in January. Here are 10 conventional, easy to implement suggestions from the Log & Timber Homes Council on ways to reduce energy costs, increase comfort and make your dream log home a little greener.

Passive Solar

Situate the home to take advantage of the sun. In colder climates, a southern exposure for the family room and kitchen is ideal. Rely on existing trees to lower energy costs. When clearing the site for construction, maintain fir trees as a barrier along the cold and windier north and west elevations. Plant or preserve existing deciduous trees along the south and east elevations. The leaves will provide shade in summer and in the winter; the bare trees will let in plenty of sunlight and warmth.

Again, ENERGY STAR rated appliances such as refrigerators; dishwashers and vent fans incorporate advanced technologies that use 10% to 50% less energy and water than standard models -- more than making up for the slightly higher costs of these products.

Tip – old refrigerators are energy hogs; so keeping that extra fridge to occasionally store beverages and extra food is wasteful.

Lighting

Compact Fluorescents cut energy by 70 percent. Wherever possible install fluorescent fixtures and switch lamps to compact fluorescent bulbs. These bulbs have been improved in terms of ambient color, but if you still have trouble getting used compact fluorescents, start with utility areas such as the laundry and basement. Combine compact fluorescents with incandescents in bedrooms and living areas. In addition, automatic lighting controls, ranging from outdoor light fixtures with built-in photo sensors to motion detectors to whole-house programmable controls eliminate waste.

Heat Pump Systems

For climates with moderate heating and cooling needs, heat pumps offer an energy-efficient alternative to furnaces and air conditioners. During the heating season, heat pumps take advantage of the outdoor “heat” and move it into the home. During warm weather, the process is reversed. Because they move rather than generate heat, heat pumps can deliver up to four times the amount of energy they consume. In moderate climates, air source heat pumps use the ambient air. In severe climates, geo-thermal heat pumps, which are more costly, take advantage of the heat below the ground, which remains above 50 degrees.

Hot Water

Consider an on-demand heating system that eliminates having to keep an 80 or so gallon tank of water warm around the clock. In addition to natural gas or propane, units that have to be vented or installed on an outside wall, on demand hot water heating systems are available in electric models that can be installed anywhere. Additionally, solar water heating can be considered.

Indoor Air Quality

Consider incorporating a HEPA filter to the heating system. A HEPA (High- Efficiency Particulate Air) filtration system, removes up to 99.97% of small particles - pollutants that standard disposable filters simply do not touch.

Ceiling Fans

Ceiling fan and light units circulate warm air in the winter and make occupants feel cooler in the summer. Look for ENERGY STAR rated models, as they are 50 percent more efficient than conventional units. This saves $15-$20 per year on utility bills to say nothing of the air conditioning and heating savings gained.

Tip: In the summer, use the ceiling fan in the counter-clockwise direction to create a wind-chill effect. In the winter, reverse the motor and operate the fan at low speed in the clockwise direction to produce a gentle updraft, which forces warm air near the ceiling down into the occupied space.

Keep these tips in mind when designing your log home and be sure to contact yourLocal Log Home Building Consultant for more insights in to the design of your dream log cabin.

This article was taken in part from the article "Today's Log Homes Go Green" by the Log Homes Council.

This 3-part series on Financing your Dream Log Home was co-written by Greg Ebersole, Mortgage Loan Officer/BB&T and Donald Parsons, Appalachian Log Structures. Mr. Ebersole has over 16 years in the Mortgage Lending field and specializes in Log Home financing. Mr. Parsons has spent the last 23 years assisting several hundred satisfied homeowners realize their dream log homes with Appalachian Log Structures.

Part 3:What to expect at loan closing and how to get a good appraisal on your custom log home

According to BB&T's Mr. Ebersole “much of the application process can be handled electronically including signing the documentation electronically vs. signing hard copies. During the application process the lender will ask for documentation to support your income (W-2’s paystubs, tax returns) and other documentation needed for the approval process based on each client’s situation.” Additionally, Mr. Parsons add that “this is part of the loan process that can take a lot of time, research and patience. Sometimes additional documents are needed besides the ones listed above or on a list that may be provided from the lending institution. Don’t despair, this happens more frequently than not. Be prepared and have patience while the loan is closing and be quick in responding with the information being asked for”.

A loan will typically take 45-60 days to close from the time the application and all documentation is submitted. There have been instances where the process took longer than 60 days, but this is where patience pays off. Parsons suggests to “ask to be kept in the loop and don’t be shy asking about the status of the loan if the process is taking longer than 60 days. Your mortgage councilor should be able to keep you up to date on the progress.”

One of the biggest unknowns in the loan process is what the appraised value of your finished log home will be based on the independent appraiser’s report. “What is required from the appraisal varies from lender to lender in terms of requirement of log home comparable sales” says Mr. Ebersole. “Many lenders will ask to see 1-3 comparable log home sales to determine the value of the log home. Log homes typically do not resell as frequently as stick-built homes so finding log homes sales can be a challenge.” In these cases, the appraiser will seek to find 3 homes that have sold in the past 6-12 months that are similar in square footage, bedroom & bath count and acreage. The appraiser will also take into consideration the upgrades/amenities going into the home based on the specs that are provided to the appraiser. If you are working with a lender and/or appraiser that is un-familiar with log homes, send them to the Log and Timber Home’s Council web page (www.loghomes.org) where they will find a booklet in .pdf format that describes the process and considerations an appraiser should take when appraising a log home. The booklet was developed in part by Marshall & Swift (which provides the building cost data necessary for real estate cost valuations and is widely considered the authority on thecost approach) and the Log and Timber Homes Council. In the past it has assisted many homeowners, appraisers, banks and other financial institutions with getting the proper appraisal on log homes.

When the appraisal is finalized and the loan is closed, you are a step closer to breaking ground and getting your dream log home started. Although this entire process (from getting your FICO and Credit Score to Loan Application/Appraisal/Closing) may take 3 to 6 months, it’s important that during this time that you are designing a home that will fit the budget you’ve set aside. Sharing your budget with both your Loan Officer and Log Home Manufacturer from the beginning will help you stay on target throughout the building process. Although some folks think it unwise to share what their budget is, “it’s the ones that don’t share that typically wind up overextending themselves” says Donald. “The one’s that do share their budget are trusting that the lender, the builder and the log home company are doing their best to guide you in making the right decisions on the size, design and finish of the home so you come in on budget. None of us get a good reference if we don’t!”

When you’re ready to start the financing process of your dream log home, please keep Greg Ebersole and BB&T in mind (Lending in AL, DC, DE, FL, GA, IN, KY, MD, NC, NJ, OH, PA, SC, TN, TX, VA & WV). Although you may have a local BB&T branch in your area, that branch may not have the experience in log home lending that Greg does. To shorten the loan application time, consider calling Greg direct to begin with (717-449-0043). To help you save money on the Financing process, BB&T has a great offer for you. CLICK HERE to learn more about saving up to a $1000 on Lending Fees with BB&T.

And when you are searching to partner with a quality log home manufacturer, give your local Appalachian Log Structures Building Consultant a call or visit one of the 15+ model home locations. You’ll find knowledgeable, experienced and helpful consultants ready to assist you with your dream log home and make it become a reality.

This 3-part series on Financing your Dream Log Home was co-written by Greg Ebersole, Mortgage Loan Officer/BB&T and Donald Parsons, Appalachian Log Structures. Mr. Ebersole has over 16 years in the Mortgage Lending field and specializes in Log Home financing. Mr. Parsons has spent the last 23 years assisting several hundred satisfied homeowners realize their dream log homes with Appalachian Log Structures.

Part 2:Finding the right Lending Institution for your Dream Log Home and Starting the floorplan process

A key step in having a smooth loan process is finding a loan officer and lender that are familiar with the nuances of financing a log home project. Many lenders are not familiar with log homes and may only offer adjustable rates that they hold in-house vs. having a 30 year fixed term. You may find log home financing at places like:

When searching for a “Log Friendly” lending institutions Mr. Ebersole “recommends asking how many log homes the loan officer and lender have financed in the past 2-3 years.” Here are some key differences in financing a log home project:

Release pre-cutting funds - Some lender’s will allow for releasing monies for pre-cutting of the log home building materials while many other’s will not. The amount that can be released is typically based on how much land equity the client has at the time of closing.

Pay log package @ delivery - A key uniqueness with a log home financing is paying for the log home package at delivery of the product. The log package can be a large percentage of the overall construction costs and many lenders are not comfortable paying for the logs at delivery. The lender may require the logs to be completely stacked before payment.

Part of the documentation process needed to apply for a construction loan is having finalized floor plans, signed material contract & specs with the log home company and a signed construction contract & specs with the builder. These finalized items are needed in order to structure the loan amount and order the appraisal. Changes to these items after submitting the loan for approval can cause delays in the loan process so it is important to have costs finalized before applying for the loan.

Mr. Parsons explains that “Most log home companies have a fee for drawing a set of modified or custom floor plans. While these fees are usually applied as a credit to the log home package when the log home order is placed, you should expect a small investment upfront to get the plans going. Depending on the size and complexity of the plans Mr. Parsons says “you can expect to invest anywhere between $1200 and $3000 or more for a quality set of preliminary or construction set of plans”. These plans are necessary to present to contractors and sub-contractors to collect bids for the construction process. Contractors including graders digging the footings for your foundation to electrical, plumbing, HVAC installers and all of the suppliers of your finish materials (floor coverings, cabinets, counter tops, electrical fixtures, plumbing fixtures, etc.) will need to review these plans to come up with an estimated finish cost. CLICK HERE to view a sample Cost Estimating Worksheet that a builder/contractor would follow to provide a turn-key bid. It’s quite involved but necessary in order to determine that the build price meets your expected budgeted loan amount.

To help you save money on the Financing process, BB&T has a great offer for you. CLICK HERE to learn more about saving up to a $1000 on Lending Fees with BB&T.

Be sure to check back next week to view Part 3, the last installment, of this Financing Series.